Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: ZIP 28398 · Warsaw
October 24, 2026
(910) 395‑1000 · buddyblake.com
One in three listings in ZIP 28398 ended without selling
In the Warsaw area, ZIP 28398, 21 of 63 listings ended without selling over the last 12 months. That's a 33% rate, up from 22% the year before.
Summary written October 22, 2026 from that day's numbers. The figures in the tiles update every hour, so they can differ slightly.
Which pile do you want to be in?
Out of every 20 homes listed in ZIP 28398 · Warsaw over the last 12 months, the solid houses sold. The outlined ones expired or were canceled.
Priced right from day one: sold in a median 34 days. Needed price cuts: 104 days, and sold for 90.7% of the first price.
What waiting costs
| Property taxes | $100 |
| Homeowners insurance | $250 |
| Upkeep | $173 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $771 + mortgage |
About $771 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 62 days — roughly $1,566 in taxes, insurance, upkeep and utilities alone, and the home still didn't sell.
An example, not a quote: Duplin County rate 0.58 per $100 (NC Department of Revenue, 2025-26 county rates); town taxes add more inside town limits; insurance, upkeep (1% of value a year) and utilities are typical estimates.
When contracts fall apart
Contracts that fell apart
19%
10 of about 53 before closing
Those homes that later sold
50%
50% never sold
Sold vs. first ask after a fall-through
100.0%
vs. 97.1% on the first contract
Days to sell after a fall-through
62
vs. 54 on the first contract
The MLS doesn't record why a contract ends. In our experience the most common reasons are home inspection findings, appraisals that come in below the price, and buyer financing. How buyers paid on closed sales: conventional 16% · cash 28% · VA 19% · FHA 30%.
If you're selling
- Price it right from day one. Homes priced right sold in a typical 37 days. Homes that needed cuts took a typical 104 days.
- Waiting costs money. Listings that never sold sat a typical 62 days before they ended.
- Contracts fall apart about 1 in 5 times. The MLS doesn't record why. In general industry experience, it's most often inspection, appraisal or financing issues, so deal with those before you list.
- Carrying costs add up. On a $207,400 example home, estimated carrying costs run about $771 a month before a mortgage.
If you're buying
- There's room to negotiate. 83% of sales closed below first asking price, and the typical sale came in at 97.1% of first ask.
- Homes that sit longer than the typical 55 days to sell are worth a closer look. Listings that never sold sat a typical 62 days.
- Financing mix in the last 12 months: FHA 31%, cash 29%, VA 19%, conventional 14%.
Did you know?
- Did you know about 1 in 5 contracts in this area fell apart, and only half of those homes later sold?
- Did you know homes that fell apart and went back on the market sold at a typical 100.0% of asking?
- Did you know the median sold price in ZIP 28398 was $207,400?
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For sellers
Listings that didn't sell
33%
up 11.0 pts from a year ago
21 expired or canceled vs 43 sold
Sold vs. first asking price
97.2%
up 2.9 pts from a year ago
median sale price ÷ original list price
Sold below first asking
81%
share of homes that sold
Price cut on homes that didn't sell
0.0%
median — and they still didn't sell
For buyers
True days on market
55
up 29 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
2.8%
how far under the original price homes sold
Didn't sell, then sold on a relist
5%
of listings that didn't sell the first time
Median sold price
$207K
up 3.5% from a year ago
43 homes sold
The last 22 months
67% latest month · Sep 26
4 latest month · Sep 26
98.5% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 35 | 14 | 29% | 53 | 97.7% |
| $300–400K | 5 | 5 | 50% | 40 | 90.0% |
| $400–500K | 1 | 0 | 0% | 55 | 98.5% |
| $500–750K | 2 | 2 | 50% | 193 | 91.9% |
Homes only (land excluded), last 12 months unless noted. "Didn't sell" = listings that expired or were canceled — withdrawn and on-hold listings are not counted (some owners stop for reasons that have nothing to do with the market); true days on market counts from the first listing, even when a home was relisted. Source: Hive MLS listing and sales records, updated October 24, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000